DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 7
SUBJECT:
Plan Amendment 15060
(Applicant has not filed an Associated Zoning Case)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: Neighborhood Commercial
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 12, 2015. This case is continued from the July 8 2015 and July 22, 2015 hearings.
Case Manager: Robert C. Acosta, Planner
Property Owner: Joel and Julieta Castillo
Applicant: Joel and Julieta Castillo
Representative: Joel and Julieta Castillo
Location: Approximately 0.1036 acres of land being Lot S IRR 44 FT of 25 and 26 in NCB 1989 located at 2327 North Zarzamora Street.
Total Acreage: 0.1036
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: Woodlawn Lake Community Association
Planning Team: 17
Applicable Agencies: None
Transportation
Thoroughfare: Zarzamora Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Woodlawn Avenue
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: West Craig Place
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: West French Place
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop along side of the subject property on Zarzamora Street.
ISSUE:
Plan Adoption Date: February 14, 2002
Update History: None
Goal 2, Objective 2.2: Business Development - Create opportunities for new business development to ensure a diversity of attractive businesses in pedestrian friendly environment.
Comprehensive Land Use Categories
Neighborhood Commercial: The Neighborhood Commercial land use category provides for offices, professional services, and shop front retail uses that are pedestrian-oriented. Neighborhood Commercial uses should be located at the intersection of a collector and local street or where an existing commercial area has been established. Structures should have a maximum of 5,000 square feet of the square footage of an existing building. Examples of Neighborhood Commercial uses include gift shops, delis, offices, restaurants, beauty parlors, small neighborhood groceries or markets, coffee shops, shoe repair shops and medical clinics. Drive-through establishments are not desirable. Live/ work units, allowing for residential use above commercial space, as well as a limited number of apartments are preferred.
Example Zoning Districts:
NC, C1
Comprehensive Land Use Categories
Community Commercial: Community Commercial development includes a medium and high density land use that draws its customer base from a larger community. Community Commercial uses are typically located on arterials at major intersections (nodes) or in established commercial areas along arterials. Examples of Community Commercial uses include convenience stores with gas stations, grocery stores, apartments, and community shopping centers. Community Commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, and limited curb cuts to arterial streets, ample sidewalks, and well-designed monument signage. Community Commercial centers should be designed to create safe, attractive, and convenient vehicular and pedestrian linkages with adjoining land uses.
Example Zoning Districts:
NC, C-1, C-2P, C-2, O-1
Land Use Overview
Subject Property
Future Land Use Classification
Neighborhood Commercial
Current Use
Commercial Use
North
Future Land Use Classification
Neighborhood Commercial
Current Use
Multi-Family Residences
East
Future Land Use Classification
Neighborhood Commercial
Current Use
Commercial Uses
South
Future Land Use Classification
Neighborhood Commercial
Current Use
Commercial Uses
West
Future Land Use Classification
Neighborhood Commercial
Current Use
Single and Multi-Family Residences
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to bring the subject property into compliance with applicable zoning regulations. The subject property is currently zoned “C-2” Commercial District. The applicant was cited by Code Enforcement for a zoning violation; utilizing the property as a construction trades contractor facility, which requires industrial zoning. In order to accommodate this use, the applicant will be requesting to rezone to “C-2 CD” Commercial District with a Conditional Use for a Construction Trades Contractor Facility. Rezoning to a Conditional Use avoids a land use change to Industrial. The subject property’s location along Zarzamora Street, a major arterial, together with its close proximity to existing neighborhood commercial uses and residential uses, make it inappropriate for the Community Commercial land use classification. The development of the subject property with the Community Commercial land use classification and proposed industrial use would significantly alter the existing development pattern and conflict with the goals of the Near Northwest Plan of promoting compatibility and appropriateness between uses.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the Near Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends denial. The subject property’s location along Zarzamora Street, a major arterial, together with its close proximity to existing neighborhood commercial uses and residential uses, make it inappropriate for the Community Commercial land use classification. The development of the subject property with the Community Commercial land use classification and proposed industrial use would significantly alter the existing development pattern and conflict with the goals of the Near Northwest Plan of promoting compatibility and appropriateness between uses.
ZONING COMMISSION SUPPLEMENTAL INFORMATION:
Current Zoning: "C-2 NCD AHOD” Commercial District Neighborhood Conservation District Airport Hazard Overlay District
Proposed Zoning: “C-2 CD NCD AHOD" Commercial Woodlawn Conservation Airport Hazard Overlay District with a Conditional Use for Construction Trades Contractor Facility
Zoning Commission Hearing Date: Not Scheduled